About that new development on Brookfield Road (update)

A couple of you have e-mailed asking what I know about this BrookfieldNOW article. To be honest, I didn’t know much. I’d let the subject slide off my radar.

But I know something now. I’ll let you in on the process in case you are ever inclined to repeat it.

I don’t usually do this, but I’m going to repeat the whole brief to show you where I started:

The Brookfield Common Council has approved Metropolitan Development’s plans for a mixed-use building that would include retail, restaurant and office space as well as apartments at 3015 N. Brookfield Road.

The Common Council approved the plans at a meeting Tuesday night.

Mike Theis, planning administrator for the city of Brookfield, said the project will have about 18,000 square feet and includes underground parking with 25 stalls.

The area is just north of North Avenue and is included in one of the city’s targeted investment areas, Theis said.

The city’s plans for redeveloping the area date back to the early 1990s, he said.

In bold: Metropolitan Develolpment – that’s Richard Conley. He developed the big mixed use piece by the tracks at Brookfield and River Roads. I guess the apartments are leased, but the retail is still rather empty. I knew that without looking, but I’m pretty sure BrookfieldNOW has is somewhere, too.

3015 N. Brookfield Road: I knew that was 53045, so I put it into Google to map. When I saw the address I realized there’s been a craftsman-styled bungalow there forever. I also realized BrookfieldNOW kind of blew it with the description of…

just north of North Avenue: That’s probably why so many of you can’t picture the location.

Theis references planning in the area. That’s available online at the city. I think it’s called the Village area plan. IMHO, the plan stinks, but they passed it anyway.

Underground parking with 25 stalls: This one throws me a bit. The city is starting to come to terms with the fact that underground parking is exacerbating flooding problems in some areas. This area happens to be really close to wetlands, and that can’t fare well for the cars using that parking in a heavy rain event or neighbors to the project. I’m not even going to search for the documentation regarding the city’s admission of underground parking perils, but it’s out there. I find it particularly amusing they approved this project on the same night there was a June 2009 flooding update presented before the Common Council meeting.

Unlike many of the approvals Brookfield has processed lately, I’d expect this one to be built. It will be ugly, and it won’t fit the area, but Conley looks to have weathered the financial crisis with adequate funding and should be able to get the project started.

Of course, there’s that other mess a few addresses to the south that was built and never rented, but who’s to question a developer when they want to build something?

Don’t forget, you can also search the city’s Web site for the address and come up with the agendas and minutes related to the project. In addition, the city will put you on the list to receive the planning staff reports written prior to the commission meetings. I don’t have September 14, but will post the detail of the staff report below when I get a copy.

Update:

Report: 1. The applicant is requesting approval of a new plan and method of operation permitting the construction of a two story, 18,652 sq. ft. mixed use building with underground and surface parking at 3015 North Brookfield Road. The site is zoned “VAB”, Village Area Business District. The applicant’s building with second floor residential and first floor residential / commercial mix, housed in a flat roofed, two-story building is consistent with the land use and architectural design requirements of the base zoning district.

2. The site is located in the Village Area Node, one of ten areas identified as Targeted Intervention Areas (TIAs) in the Brookfield Year 2020 Master Plan (Master Plan). A nodal plan entitled Village Area Neighborhood Plan was adopted on January 17, 2006. The recommended land use is mixed office, retail residential. The ten TIAs of the Master Plan are those select areas in the City where change is anticipated, encouraged and where redevelopment investment can yield highest returns.

3. The two-story building with underground parking is located in conformance with the setback, offset and building height requirements of the base zoning district. Pedestrian access is obtained via paved connections to Brookfield Road. Resident connections are shared with these or derived from elevator / staircase access in the parking structure component of the building. Vehicular access is derived from O’Malley Alley. On-street parking is available on Brookfield Road. A municipal parking lot is located approximately 350’ feet away on Pleasant Street. Building materials consist of stone, fiber cement lap siding / trim in grey, beige and tan tones with dimensional asphalt shingles on shed roofs. HVAC equipment is roof mounted and screened by architectural components of the building façade. The outdoor seating component of the first floor will be addressed by the applicant at the Plan Commission meeting.

4. A landscape plan has been submitted and provides for a landscape streetyard along Wilderness Way. Other buffer strip landscaping is proposed. The plan is consistent with City landscape design standards.

5. Preliminary grading, drainage and Storm Water Management Applications have been submitted to the City Engineering Division.

6. Site Data:

Site Area (Net): 18,480 sq. ft.
Building Area: 18,652 sq. ft.
F.A.R.: N/A
Parking Requirements: 36 stalls @ 90% or 32 stalls on on site
Parking Provided: 32 stalls on site
Green Space: 23.1% (5% Min. required)
Residential Dwelling Units: 12
1st Floor Commercial Space: 2,412 sq. ft.

7. A certified survey map will formalize the boundary of the metes and bounds parcel.

Recommendation: The proposal is consistent with the adopted node plan as well as the use, architecture and location requirements of the base zoning district. Staff recommends that the Plan Commission approve the new plan and method of operation, preliminary survey map and final Certified Survey Map subject to:

1. Technical corrections to the Certified Survey Map.

2. Statement of Operations dated , 2009 by .

3. Site Plan dated August 11, 2009 by R.A. Smith National.

4. Building elevations, materials and rendering dated August 7, 2009 by A G Architecture subject to depiction of wall mounted services and painting of same to match building.

5. Installation of fire protection measures as required by the Fire Department prior to issuance of a building permit. Fire lanes shall be provided prior to the placement of combustible materials at the building site, or the construction of any portion of a building or facility above the footing and foundation.

6. Landscape Plan dated October 25, 2009 by R.A. Smith National subject to technical corrections, secured with a letter-of-credit (City forms available from the Department of Community Development) equal to $7,650.00 ($2,550 per 1,000 sq. ft. street yard) for installation, $1,320.00 for four (4) years of maintenance ($440 per 1,000 sq. ft. of street yard) and a four (4) year temporary landscape easement for street yard maintenance (using forms available from the Department of Community Development) all deposited with the Department of Community Development prior to issuance of a building permit (3,000 sq. ft. of street yard). Also:

a. A landscape installation “as built” is required prior to release of the installation letters-of-credit.

7. Grading, Drainage, Erosion Control Plans and Storm Water Management Application subject to final approval of the city of Brookfield Engineering Division prior to the issuance of building permits. The developer of the project will be required to submit Items A, B, and C below before the issuance of a building permit:

A. A copy of the approved Grading and Drainage Plan, as approved by the city of Brookfield Engineering Division.

B. The bid from a contractor reflecting the cost of executing the work required on the Grading and Drainage Plan.

C. A letter-of-credit in compliance with the City letter-of-credit format deposited with the Department of Community Development. The monetary amount of the letter-of-credit shall be equal to 110% of the submitted bid. (City form available from the Department of Community Development)

D. A recertification “as-built” survey must be performed by a licensed, professional engineer or surveyor indicating that all elements of the approved Grading and Drainage Plan have been completed within tolerances as approved by Staff per the approved plan. The recertification documents must be wet stamped and signed by the professional.

E. The letter-of-credit will be released by the Department of Community Development after the recertification documents are submitted to the city of Brookfield Engineering Division and approved.

8. Payment of applicable fees to the Community Development Department prior to issuance of a building permit:

18,652 sq. ft. building area @ 100.1% F.A.R.
$ Engineering Review Fee (To be determined)
$78 Wetland Preservation Fee ($4.19/1K of Lot Area)
$373 Bikeway Fee ($20/1k Lot Area for building area increase)

9. Lighting in compliance with Sections 15.16.080 and 17.120.070 of the City of Brookfield Municipal Code.

10. Once an erosion control permit is issued by Inspection Services, the owner shall receive an occupancy permit within twenty-four (24) months or the owner of the property may be subject to the penalty provisions of the Zoning Code, Section 17.100.130 or the owner shall remove construction equipment and debris from the site, fine grade and seed the site, and stabilize surface water drainage leaving the site to City Engineering Department specifications per an approved grading plan within four (4) months or the owner of the property may be subject to the penalty provisions of the Zoning Code – Section 17.100.130. (Ordinance #2134-08).

Comments

  1. Maybe they are banking on getting a commuter train stop in Brookfield?

  2. Dan, I’d agree. And why shouldn’t they? The Mayor (actually his staff, but he’s never stood in the way) has set it all into place already.

  3. BrkfldDad says:

    Did you see that a coffee/wine/pizza shop is opening up in Brookfield Junction by December. Finally, some new retail. But am still surprised the developer would add more retail space to that area, given the empty shell that was just completed to the south.

  4. No, I didn’t see the coffee/wine/pizza shop.

    We don’t necessarily disagree about the potential for trouble at Hooters. Someone called to suggest it; I wrote it; I hate that corner anyway; I can see it happening.

    I also know a lot of Wisconsin restaurants aren’t as diligent about alcohol service as they should be.

    And I’ve never been back to Agave either. But to be honest, the last time I was at Haute Taco it had really slipped. I hate it when that happens. I’m back to eating at home.

  5. BrkfldDad says:

    Haute Taco never caught on for me. I thought the service was wonderful, but the food/price didn’t trip my trigger. If it’s a last minute let’s go out decision, we’ve always seemed to do well at North Star or Silver Spur.

    New shop in Brookfield Junction is noted in here – http://www.brookfieldnow.com/news/62623862.html

  6. DICK STEINBERG says:

    What’s new lately for the residents ?

  7. I love Mark Heinen! He used to own Mark’s Floral on Capitol Drive. He’s right in the middle of it all.

    A few years ago, when the city insisted on sidewalks there, they cut through the roots and killed one of the oldest trees in our city in front of his house. I remember the city’s arborist describing it as “one of the trees the Indians would have danced around.”

    I do get a little frustrated with Mark’s kind of attitude, though. It doesn’t have to happen. We really could add a couple of more reasonable voices to the council, change the balance, and take back Brookfield.